CommercialRESIDENTIALDistrict 14 · Bedok

392 Changi Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2001

Quick Summary

392 Changi Road is a commercial building in District 14 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. 1 transaction is on record since 1995, most recently in Apr 2001. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 392 Changi Road.

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What are the key facts about 392 Changi Road?

Key takeaway392 Changi Road is a commercial building in District 14 · Bedok, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Not on record
District / Area: District 14 · Bedok
Address: 392 Changi Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 12
Managing agent: AGM REAL ESTATE MANAGEMENT PTE LTD
Strata formed: 1984 (MCST 0762)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About 392 Changi Road

392 Changi Road is a mixed-use property in Geylang (District 14). It is located along Changi Road, Singapore 419841.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.4.

1 transaction has been recorded here, at a median of S$606 psf. The most recent was in April 2001.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Kembangan MRT, 370 m away (about a 6-minute walk). The closest bus stop (Bef Lor 110 Changi) is 108 m away (about a 2-minute walk).

What is 392 Changi Road zoned as?

Key takeaway392 Changi Road sits on land zoned RESIDENTIAL with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has 392 Changi Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Apr 2001 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2001	Shop House	S$1.50M	2,476 sqft	$606

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at 392 Changi Road rent for?

Key takeawayNo rent is published for 392 Changi Road itself. On its street, Changi Road, retail space rented at a median of $6.40 psf a month in 2026Q3, with the middle half of leases between $5.56 and $7.44. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Changi Road

Street level · 2026Q3

25th pct

$5.56

$59.81 psm

Median

$6.40

$68.91 psm

75th pct

$7.44

$80.06 psm

S$ per sq ft per month · median +0.9% on a year earlier

2023Q4 · $68.42 psm2026Q3 · $68.91 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on Changi Road

Street level · 2026Q3

25th pct

$4.00

$43.10 psm

Median

$4.88

$52.50 psm

75th pct

$6.41

$68.97 psm

S$ per sq ft per month · median +0.1% on a year earlier

2023Q4 · $49.11 psm2026Q3 · $52.50 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 14 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 392 Changi Road

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at 392 Changi Road?

Key takeawayThis is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

F&B and nightlife here

URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Changi Road price?

Key takeawayAcross 80 strata sales on Changi Road in the last 5 years, the median is $1,913 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,913

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 392 Changi Road?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near 392 Changi Road?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 370 m away — and 1 competing retail premises operate nearby.

Getting around

Kembangan MRT370 m · ~6 min

Amenities nearby

Alami Clinic by Dr Farhan · 41 mHotel · 75 mBef Lor 110 Changi · 108 mPlace Of Worship · 145 mEducational Institution · 344 mKembangan MRT Exit A · 360 mParkway East Hospital · 439 mTelok Kurau Pk · 495 mKampong Kembangan Community Club · 567 mEunos Polyclinic · 589 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Blk 4A Eunos Crescent · 779 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 392 Changi Road

Key takeawayThe nearest station is Kembangan (EW6), 360 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 13 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 16% of retail buildings

nearest MRT/LRT Kembangan (EW6) 360 m, about 24,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 12,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 36,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Kembangan (EW6)360 m · about 24,000 weekday taps
Eunos (EW7)873 m · about 31,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 392 Changi Road. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Changi Rd - Jln Wakaff Off St (URA)37 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Changi Road Area (URA)65 m
season S$90/month
Changi Rd (Jln Kembang An - Still Rd) (URA)101 m
S$0.60 per half-hour at midday on a weekday · 61 car lots
Lor Melayu (URA)130 m
S$0.60 per half-hour at midday on a weekday · 7 car lots
Lor Mydin Off St (URA)134 m
S$0.60 per half-hour at midday on a weekday · 23 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 392 Changi Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 392 Changi Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 392 Changi Road as their registered address. These are registered businesses, not who occupies the space.

Construction
1
Wholesale and retail trade
0
Financial and insurance
0
Real estate
0
Manufacturing
0
Information and communications
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about 392 Changi Road

Where is 392 Changi Road?⌄

392 Changi Road is at 392 Changi Road, Singapore 419841, in the Geylang planning area.

What is 392 Changi Road zoned as?⌄

392 Changi Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.4.

What have units at 392 Changi Road sold for?⌄

Across 1 recorded transaction, the median price is S$606 psf. The latest was in April 2001.

What is the nearest MRT station to 392 Changi Road?⌄

Kembangan MRT is the closest, 370 m away (about a 6-minute walk).

How many businesses are registered at 392 Changi Road?⌄

2 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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This development is also registered as the residential project Sing Lian Building.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA circular DC23-08 (2 Oct 2023), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.